Provence Residence

Overview & Key Facts

Provence Residence is a 413-unit Executive Condominium on Canberra Crescent in District 27, developed by MCC Land. Completed in 2021, this 99-year leasehold project (from 2020) draws its design inspiration from the south of France, with a landscaping palette that evokes the lavender fields and sun-drenched terraces of its namesake region. The development spans five 13-storey blocks and four 11-storey blocks across a generous 179,651 sq ft site — one of the larger EC sites in recent memory.

As an Executive Condominium, Provence Residence occupies a distinctive niche in Singapore’s property market. ECs are developed and sold like private condos but come with HDB-like eligibility criteria and a Minimum Occupation Period (MOP) of five years. Provence Residence reached its MOP in 2026, meaning owners can now sell to any buyer (including PRs and foreigners after year 10) — a milestone that typically unlocks significant capital appreciation as the buyer pool widens. For buyers who purchased at launch pricing of around $1,140 PSF, the current average of $1,616 PSF represents roughly 42% appreciation in five years.

MCC Land, the developer, has built a solid track record in the EC segment with projects like The Canopy and Sol Acres. Provence Residence distinguishes itself from its immediate rival Parc Canberra EC through its space-efficient dumbbell layout — a first for an EC — which eliminates the wasted connecting corridors typical of slab-block designs.

Location & Connectivity

Provence Residence sits along Canberra Crescent, approximately 670 metres from Canberra MRT station on the North-South Line. That’s a 9-minute walk — not at your doorstep, but comfortably within walking distance for most residents. Sembawang MRT is an alternative at 790 metres. From Canberra, the ride to the CBD (Raffles Place) takes about 46 minutes on the North-South Line, which is admittedly on the longer side.

Daily conveniences have improved dramatically since Provence Residence’s launch. Canberra Plaza, a three-storey neighbourhood mall, houses an NTUC FairPrice supermarket, food court, Starbucks, medical clinics, and lifestyle shops including Daiso. Sun Plaza further north at Sembawang adds more retail options. For larger shopping trips, Northpoint City at Yishun is a short drive or two MRT stops away.

Schools in the vicinity include Canberra Primary (700m), Canberra Secondary (740m), and Sembawang Primary (780m). The North-South Corridor (NSC), Singapore’s newest expressway, is a significant boon for drivers — it will dramatically cut commute times to the CBD for northern residents when completed.

Schools & Education

2 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Provence Residence offers a well-rounded facilities suite for an EC, anchored by a 50-metre lap pool complemented by a family pool, children’s wading pool, and jacuzzi. The gymnasium overlooks the pool deck, and the development includes a function room, BBQ pavilions, a half-basketball court, and a sky lounge with panoramic views. The landscaping leans into the Provencal theme with a topiary walk, lavender-inspired planting, and a pebble foot reflexology path. For an EC at this price point, the facilities are commendable — not resort-calibre, but well-designed and well-maintained.

“The facilities are good for an EC. We were pleasantly surprised by the half-basketball court — our teenage boys use it almost daily. Pool maintenance is excellent and it rarely feels overcrowded even on weekends.”

— Resident review, PropertyGuru, 2025

Unit Sizes & Layout

Provence Residence offers exclusively 3-bedroom and 4-bedroom layouts, ranging from 883 sq ft to 1,399 sq ft — a unit mix that unambiguously targets families. This is a departure from many ECs that include smaller 2-bedroom units for investors or young couples. The 3-bedroom units at 883-1,076 sq ft are efficiently laid out thanks to the dumbbell configuration, which places bedrooms at opposite ends of the unit and creates a clear separation between the master suite and common bedrooms. This layout also yields a wider frontage than typical slab blocks, improving natural ventilation and light penetration.

The 4-bedroom units at 1,130-1,399 sq ft offer genuine family-scale living, with a utility room and yard area that accommodate a washer-dryer setup without encroaching on the kitchen. Finishes are solid for the EC segment: Bosch kitchen appliances, Hansgrohe bathroom fittings, and engineered timber flooring in bedrooms. Premium units include a private enclosed space (PES) on the ground floor — effectively a small private garden that is highly prized among families with young children or pet owners.

Pricing & Market Position

Across 414 recorded transactions (all-time), sale prices range from $907,000 to $1,823,000, averaging $1,204,911.

Over the last 12 months, transactions averaged $1,577 psf.

Rents range from $4,200 to $4,200 per month across 2 rental transactions. Current rental yield sits at approximately 4.3%.

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 35.6% (from $1,163 to $1,577 psf).

Neighbourhood Comparison

In the Canberra EC corridor, Provence Residence competes directly with Parc Canberra (just 300m away, slightly older TOP) and the newer North Gaia ($1,312 PSF). Provence trades at a premium to North Gaia ($1,616 vs $1,312 PSF), reflecting its post-MOP status and the associated liquidity advantage. Against Parc Canberra, reviewers generally give Provence the edge on unit layout efficiency (dumbbell vs slab), while Parc Canberra wins on facility count and marginally shorter MRT walk.

Among private condos, Watergardens at Canberra ($1,487 PSF) offers a newer product but at a lower PSF — an unusual dynamic that reflects the post-MOP premium baked into Provence’s pricing. For buyers eligible for EC purchase (income ceiling $16,000), the CPF Housing Grant of up to $30,000 further sweetens the deal compared to private alternatives. The privatisation pathway — full private status after 10 years from TOP — remains a compelling long-term play for patient investors.

Lease Decay Analysis

The 99-year lease runs from 2020, meaning approximately 6 years have already been consumed. Roughly 93 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~83 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates PROVENCE RESIDENCE across multiple dimensions.

What Residents Say

“We bought at launch for about $1,140 PSF and the appreciation has been fantastic. With the MOP cleared, we’re sitting on meaningful gains. More importantly, the neighbourhood has caught up — Bukit Canberra and Canberra Plaza make daily life genuinely convenient now.”

— Resident review, EdgeProp, 2026

“The dumbbell layout is genuinely well thought out. Our 4-bedder feels more spacious than a friend’s private condo unit of similar size because the corridor space is minimal. Only complaint is the walk to Canberra MRT — 9 minutes in Singapore’s heat is no joke.”

— Resident review, PropertyGuru, 2025

“Being an EC, the community is mostly young Singaporean families, which creates a nice kampung vibe. The kids all know each other from the playground and pool. It does feel far from town though — we drive everywhere for anything beyond basic groceries.”

— Resident review, PropertyGuru, 2025

Strengths & Weaknesses

Verdict

Provence Residence represents the EC value proposition at its most compelling. Having passed its MOP in 2026, the development now unlocks the full private resale market — a structural catalyst that historically drives 10-20% price appreciation for well-located ECs. At $1,616 PSF, it trades at a meaningful discount to nearby private condos like Watergardens at Canberra ($1,487 PSF, newer) while offering comparable facilities and arguably better unit layouts.

The Canberra precinct has matured significantly since Provence Residence’s launch. Bukit Canberra, Canberra Plaza, and improved transport infrastructure have transformed it from a frontier development into a liveable township. The government’s ambitious plans for Singapore’s North Region — including Woodlands Regional Centre and the North Coast Innovation Corridor — provide long-term tailwinds for capital appreciation.

The key trade-off remains location. At 46 minutes to Raffles Place by MRT, Canberra is not ideal for daily CBD commuters. But for families who work in the north (Woodlands, Sembawang, Admiralty) or who prioritise space and value over commute time, Provence Residence delivers outsized returns on an absolute quantum basis. The $1.2 million average price for a family-sized unit is increasingly rare in Singapore’s private market.